How old is the heating system?

Lots of competition and the heat can be felt.I agree with the other posters just as far as looking at near and adjacent cities that you can get decent returns at a purchase price within your intended vision.

Do the tenants pay all utilities including heat, hot water, water/sewer, electricity?

It's outside in a hot water heat closet, but it does butt up against the exterior kitchen in wall.

I am going to have to replace a heat pump and furnace this year that will run 5,600. 

Since we got insurance recovery money to add a new roof, new wood fence , borrowed money to replace all windows and doors, new cabinets , has 0.35 acre in the city , 2022 Heated sqft 4/2 .

Since we got insurance recovery money to add a new roof, new wood fence , borrowed money to replace all windows and doors, new cabinets , has 0.35 acre in the city , 2022 Heated sqft 4/2 .

I had glycol injected into the hot water baseboard system which allows me to keep the heat on but eliminates the risk of the lines freezing in the event of an extended power outage.

Use a split-system HVAC unit that hangs on the wall to handle all the heating & cooling, it's very cost effective and they work great for open layouts, you can hide these easily. 

Obviously stay away from areas with a lot of violent crimes, but how dark shade of blue on Trulia heat maps can you tolerate when investing in C neighborhoods ?